First Registration of Unregistered Land: Do You Need an ID1 Form?

A surprising amount of land in England and Wales has never been registered. So if you are applying for first registration of unregistered land, you may be wondering whether you need an ID1 form. The answer depends on why you are registering, and whether you still have the deeds.

This guide sets out the three cases. Not sure this is your situation? Our full set of guides covers transfers, probate and more.

What first registration means

Unregistered land is proved by a bundle of old paper deeds, not by an entry at HM Land Registry. First registration puts the property on the register for the first time. It gets a title number and a title plan.

So the application is made on form FR1, with a form DL listing the documents you send.

Case one: voluntary registration with the deeds. No ID1

Has nothing happened to force registration? Then simply putting the property on the register is a voluntary first registration.

Because you are sending the original deeds, HM Land Registry does not ask for evidence of identity. So no ID1 is needed, even without a solicitor.

There is a bonus too. HM Land Registry cuts its fee by a quarter for voluntary applications, and there is no deadline. So many owners register before they sell, rather than adding it to an already tight sale.

Case two: the deeds are lost. ID1 required

Lost or destroyed deeds change things. You cannot prove ownership in the usual way, so HM Land Registry treats the application as a fraud risk. So you must provide evidence of identity as the applicant, which means an ID1 if you are not using a solicitor.

Also, you need a statement of truth explaining how the deeds were lost. HM Land Registry recommends its own form ST3 for this.

Then, in most cases, it grants possessory title rather than absolute title. The missing deeds might have shown something it cannot now check.

One exception. If a solicitor or bank lost the deeds while holding them, HM Land Registry may waive the identity requirement. But it reserves the right to ask anyway.

Case three: compulsory registration after a sale, gift or mortgage. ID1 required

Certain events make registration compulsory. The main ones are a sale, a gift, a new mortgage, and a lease of more than seven years. Then you must apply within two months, and the identity rules for that deal apply.

So on a sale or gift, HM Land Registry wants confirmation of identity for both the seller and the buyer. So any party without a conveyancer needs an ID1, just as with registered land. Our guide to buying or selling without a solicitor covers who needs one.

The same applies to a new mortgage on unregistered land. Both borrower and lender are checked, though in practice the lender’s solicitor covers it.

Anyone sending the application is checked too

There is one rule that catches people out. If the FR1 is sent in by someone who is not a conveyancer and not a party, HM Land Registry checks them as well. For example, a son sending his mother’s compulsory registration needs an ID1 of his own.

Filling in the FR1 identity panels

• Panel 14 — list every party and write “None” where no conveyancer acted
• Panel 16 — cross the box confirming evidence of identity is enclosed for each unrepresented person
• Panel 17 — every applicant must sign

Panels 14 and 16 can be left blank on a voluntary application with the deeds. Otherwise they must be completed. Our guide to downloading the forms has the current links.

What you’ll need for your appointment

• Valid photo ID — passport, UK driving licence, or biometric residence permit
• Proof of address dated within the last 3 months
• The property address, so the solicitor can note the transaction on the form

The ID1 must be signed no more than three months before HM Land Registry receives your application. So on a compulsory registration, book close to completion.

Each ID1 verification is a fixed £79 per person, which includes the ID5 video verification. See our pricing page for the full breakdown, or read more about our ID1 verification service.

Common questions

Do I need an ID1 for voluntary first registration?

Not if you still have the deeds. HM Land Registry lists voluntary first registration as an exception to its identity rules, unless the deeds have been lost or destroyed.

Do I need an ID1 if my title deeds are lost?

Yes, if you apply without a solicitor. Lost deeds raise the fraud risk, so HM Land Registry needs evidence of your identity alongside your statement of truth.

What is form ST3?

ST3 is HM Land Registry’s statement of truth for lost deeds. It sets out how the deeds were lost and the evidence of your ownership. It is recommended but not compulsory.

Is first registration cheaper if I do it voluntarily?

Yes. HM Land Registry reduces its fee by 25 percent for voluntary applications. There is also no two-month deadline, so you can prepare properly.

I bought an unregistered house. Do I need an ID1?

Only if you had no conveyancer. A purchase makes registration compulsory, and both buyer and seller are checked. If a solicitor acted for you, they confirm your identity instead.

How long do I have to register after buying?

Two months from completion. Miss it and the transfer can lose legal effect, so you would have to apply for an extension. Get your ID1 ready before completion, not after.

Will I get absolute title?

With full deeds, usually yes. With lost deeds, HM Land Registry normally grants possessory title, which can be upgraded after twelve years. The ID1 does not affect which class you get.

Can I verify my ID1 by video?

Yes. A solicitor verifies you on a video call and records it on an ID5 form. Then both forms go in with your FR1.

How your video verification works

1. Book a time. Book online now and pay securely, or message us on WhatsApp first if you have a question — same-day, evening and weekend appointments are often available.
2. Verify by video call. Then a solicitor checks your ID on a short, secure call. This is the ID5 process.
3. Get your forms. So your signed, stamped ID1 and ID5 are sent to you the same day.
4. Send to Land Registry. Then submit your ID1 and ID5 alongside your FR1 and DL.